What Is a Mechanics Lien in Massachusetts — Complete 2026 Guide
Massachusetts mechanics lien law under M.G.L. c. 254 gives general contractors 90 days from last furnishing to record a lien (§ 2). Subcontractors must file a Notice of Contract with the Registry of Deeds before filing the lien statement (§ 4). Massachusetts has 14 Registry of Deeds districts. All claimants have 90 days from recording to file suit to enforce (§ 11).
Massachusetts 90-Day Filing Deadline
General contractors and subcontractors in Massachusetts both have 90 days from the last date of furnishing labor or materials to record a mechanics lien with the Registry of Deeds in the district where the property is located. This deadline is set by M.G.L. c. 254, § 2 for general contractors and § 4 for subcontractors. The clock runs from the actual last date of furnishing — not from the invoice date or the date payment was refused.
Notice of Contract — Required for Massachusetts Subcontractors
Massachusetts subcontractors must record a Notice of Contract with the Registry of Deeds before they can file a valid lien statement under M.G.L. c. 254, § 4. This filing is a hard prerequisite — a lien statement filed without a prior Notice of Contract on record has no legal effect. The Notice of Contract should identify the subcontractor, the general contractor, the property, and a general description of the work. Best practice is to file it early in the project, not when a dispute arises.
Where to File — Massachusetts Registry of Deeds Districts
Massachusetts mechanics liens are recorded with the Registry of Deeds in the district where the property is located. Massachusetts has 14 Registry of Deeds districts. Some counties are divided into multiple districts — for example, Middlesex County has a Northern District in Lowell and a Southern District in Cambridge. Filing in the wrong district will not protect lien rights.
Massachusetts Lien Enforcement — 90 Days from Recording
After recording a mechanics lien in Massachusetts, the claimant must commence a lawsuit to enforce the lien within 90 days of recording under M.G.L. c. 254, § 11. Missing this enforcement deadline causes the lien to expire automatically. The 90-day enforcement window runs from the date the lien is recorded — not from when the property owner responds or fails to respond.
Frequently Asked Questions
What is the mechanics lien deadline in Massachusetts?
Massachusetts gives general contractors and subcontractors 90 days from the last date of furnishing labor or materials to record a mechanics lien with the Registry of Deeds under M.G.L. c. 254.
What is the Notice of Contract requirement in Massachusetts?
Subcontractors must record a Notice of Contract with the Registry of Deeds before filing a lien statement under M.G.L. c. 254, § 4. Without this prior filing, the lien statement has no effect.
Where do I file a mechanics lien in Massachusetts?
Record with the Registry of Deeds in the correct district for the property's location. Massachusetts has 14 Registry districts — always verify the correct district before filing.
How long do I have to enforce a Massachusetts mechanics lien?
All claimants must file suit to enforce within 90 days of recording the lien under M.G.L. c. 254, § 11.